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Show Volume XXIX Issue XI The Ogden Valley News Page 11 September 15, 2022 COMMUNITY cont. from page 1 meetings can also be found at webercountyutah. gov/planning/. You may also access the state’s Utah Public Notice website (Utah.gov/pmn/) and sign up to receive email notices specific to the meetings you are particularly interested in, i.e., Weber County planning commission meetings, county commission meetings, board of adjustment meetings, etc. 3. Familiarize yourself, if needed, with county ordinances and operational procedures. 4. Familiarize yourself and use the county’s Geo-Gizmo system to research subject parcels and associated zoning of county parcels. 5. Read and understand the Ogden Valley general plan, which states as its vision a community with a rural character defined, in part, by its open fields, agricultural lands, stands of trees, peace and quiet, dark skies, clean air and water, abundant wildlife… and the long views of the surrounding foothills and mountain background. The community desires “physical development to complement, not overwhelm or compete with this rural character.” 6. Familiarize yourself with your rights as property owners under federal, state, and local laws, which will assist in successful negotiations for targeted outcomes. While the county has a full-time attorney on their staff, working to protect the planning department from unwanted legal action that usually stems from disgruntled developers, the general citizenry has no such representation so is at an unfair disadvantage, especially given the cost of hiring a private attorney, or even finding a competent one familiar with land use laws to counter the limited information presented in public meetings that tends to be biased in favor of developers. 6. Work with neighbors to parley, organize, and combine and synergize expertise from individual neighborhood members, and distribute tasks and efforts among the group. 7. Establish a neighborhood communication line via social media, email, texting, etc. so there is a quick, reliable way to send out and receive information in a timely manner and whereby everyone can stay informed. Zoom meetings are a great tool. 8. Reach out to and meet with developers to see if desirable outcomes can be negotiated. Land Use Goal 1 of the Ogden Valley General Plan is to reduce the overall amount and impact of future land development in the valley’s planning areas. In addition, the plan notes that growth should strike a balance between private property rights of those seeking to develop their land and the property rights of existing residents. For instance, on John Lewis’ rezone request for Cobabe Ranch—a proposed 176.66-acre hillside development that the Ogden Valley Planning Commission recently tabled a decision on—developer Lewis seeks a change of the present zoning, and to include it in the Wolf Creek Master Plan so density on this property can be increased. According to community meeting presenter, Ken Miller, the Cobabe Ranch property consists of two separately zoned parcels: an 82.39-acre parcel adjacent to Trappers Ridge zoned F-5 (1 home per 5 acres for a total of 16 units under current zoning; and a 90.68-acre parcel zoned AV-3 (1 home per 3 acres for a maximum total of 30 units). Thus, current zoning would allow up to 46 units on the combined parcels. In addition, the current cluster subdivision code requires that up to 80 percent of a subdivision be preserved as open space. Therefore, up to 128 acres, under current development standards, would be preserved as open space under present zoning, which is important as the subject hillside is the prime viewshed of people entering the Valley via Ogden Canyon and proceeding to the Wolf Creek area and Powder Mountain. If the rezone were to be approved as currently proposed by developer Lewis, approximately 80 acres of open space would be lost on these two parcels of property—a prime viewshed. The land use code for Weber County only allows deviations from the requirements of the underlying, current zone if the proposal “substantially advances the implementation of a significant and meaningful general plan goal, principle, or implementation strategy.” Clearly, the objective of this rezone does not meet this threshold requirement. Miller, summed up this particular development objective as such, “The applicant’s proposal for Cobabe Ranch seeks to expand and increase the value of his property rights, while at the same time diluting and devaluing the existing property rights of Trapper’s Ridge and all other valley property owners.” STRs - In regard to short-term rentals, Jan Fullmer presented the following researched statistics: • As of August 16, 2022 there were 4,309 dwelling units in Ogden Valley, according to the County Assessor’s office. • Under current zoning laws, 1,089 dwelling units, to date, in Ogden Valley can legally be used as short-term rentals (STRs)—that’s about 25% of the current housing stock. • As of the end of July, 2022, Weber County had only issued 40 short-term business licenses/permits for all unincorporated areas of Weber County. Of these, 39 were issued for properties in Ogden Valley. Any person using a dwelling unit as a STR is required, by law, to have a license/permit from the county to do so. • If rezones currently in the works are approved, per proposed development plans, then there is the potential for an additional 850+ legal STR dwelling units in Ogden Valley for a total of almost 2,000! • Despite this astounding numbers of proposed legal STRs, members of the Weber County Commission have indicated that they are in favor of expanding the legality of STRs in all zones within the county. THE DIGGER Summer is over, it’s time to finish up those last few jobs and get them done before the snows come. 1. 2. 3. 4. 5. DIG AND LEVEL AREAS. PLANT TREES. DIG WATER LINES. CLEAN UP TREES AND UNWANTED PLANTS. CALL IF YOU WANT SOMETHING DUG. DON’T WAIT! CALL ME FOR TIMES AND DATES. CALL DAN AT 801-332-0052 CFOV Raises Funds for the Community at First-Annual Family Farm Festival It is certainly true that CFOV’s Match Fund. Find out how much was it takes a village to create a strong community and the Ogden Valley family came through on Friday, September 9, 2022. Families, friends, and neighbors gathered under a full moon at Sunnyfield Farm to celebrate with Community Foundation of Ogden Valley (CFOV) to raise funds for the community’s amazing nonprofit organizations. The band, a local favorite, Eden’s Yellow Rose entertained and energized vendors, creators, and guests as they dined on Scally Wagon, KJP Icees, Private Chef pulled pork and tasty Kettle Korn. Also, several students from Imagine Music shared their talents with the crowd. The dunk tank was back and a fan favorite as local “celebrities” risked getting soaked to raise some cash. Kids made flower crowns and played old-fashioned carnival games or tried their aim at the archery range. Local artisans sold their wares and displayed their arts. Although the evening was a free event, CFOV held their main fundraiser with an “opportunity drawing” of epic proportions. Once again, the CFOV board asked, and community businesses responded with amazing prize donations. All monies raised from the sale of the tickets for the drawing were added to raised in the next issue of The Ogden Valley News. This money will be distributed to the 16 nonprofit organizations that CFOV sponsors. As the nonprofits raise their own funds, CFOV matches the amount up to $5,000—made possible by the generous support of the community. The money raised goes right back into this community, which we all love. A heart-felt thank you to the following businesses who donated such wonderful prizes: Snowbasin, Club Rec, Powder Mountain, Biker’s Edge, Wild Turkey Lodge, Emie James, Wolf Creek, Sunnyfield Farm, Free Spirit Massage, New World Distillery, Eden Washworks, Simply Eden, Valley Hair, Luna & Lavender, Shooting Star, High Altitude Kids, Diamond Peak and Mountain Sports. Many winners went home happy, but the valley was the grandest winner of all! Thanks, also, to the vendors, nonprofit representatives, artists, and businesses who worked hard to make this night and the opportunity drawing a success. A special “thank you” to Alan Vause of Sunnyfield Farm and Kim Best and Beth Mannino who led the CFOV board team in creating this first-annual CFOV Farm Festival and accompanying drawing. It took a lot of creativity, patience, and time! For more information about CFOV visit cfov.net. PROTECT WATER cont. from page 8 pollution prevention. Support restoration efforts, and encourage redevelopment • Support restoration efforts where feasible. • Strive to “infill” in developed areas, rather than increase sprawl. • Improve existing site design when opportunities arise. • Require BMP retrofits during redevelopment. And more . . . • Help organize special events, such as lake days and stream outings (to educate, clean, or restore). • Support school programs that focus on natural resource protection and management. • Support studies of natural resources to learn more about your community’s unique resources, why they’re important, and what can be done to protect them. Encourage or require, and enforce, use of a variety of best management practices (BMP’s) • Require stormwater best management practices and ensure their maintenance. • Encourage/require management plans for parks, golf courses, and agricultural operations. • Enforce erosion control for construction and agricultural activities. • Conduct regular street and storm drain cleaning. • Support and enforce maintenance, such as vacuuming pavement and cleaning out stormwater structures. • Consider pet and agricultural waste disposal ordinances, especially in prime watershed areas. • Educate and support your citizens on Subscriptions available for out-of-area residents at $18 annually. Send payment with mailing address to: The Ogden Valley News PO BOX 522, EDEN UT 84310 |